Reading your inspection report like a pro

What a thorough report covers

• Roof covering condition: granule loss, cracking, curling, missing or lifted pieces
• Flashing at walls, valleys, chimneys and skylights
• Penetrations: pipe boots, vents, HVAC curbs
• Edge metal, drip edge and gutter condition
• Attic observations: staining, daylight, insulation, ventilation
• Photos tied to specific locations on the roof

Severity language matters

Findings should be separated by urgency: active leak, deterioration that will become a leak, and normal wear. A report that flags everything at the same level isn't helping you prioritize.

Ask which findings are causing water intrusion today and which are aging indicators.

Photos are the report

Written observations without images are hard to verify or compare. Each significant finding should have a photo you can see for yourself, ideally with enough context to know where on the roof it is.

Keep the report and photos filed. They're useful later for comparison, for future contractors and for any insurance conversation.

Findings that usually mean act now

• Active water intrusion or wet decking
• Failed or missing flashing at a wall or chimney
• Deteriorated pipe boots — a common and inexpensive leak source
• Widespread exposed mat or fractured shingles across multiple slopes
• Soft or spongy decking underfoot

Findings you can often monitor

If a report jumps straight to full replacement without distinguishing between these categories, it's fair to ask why, or to get a second opinion.

• Light granule loss on an otherwise sound roof
• Isolated lifted shingles on one slope
• Minor sealant maintenance at penetrations
• Cosmetic staining or algae growth without underlying damage